1.1

CHAPTER 1

INTRODUCTION

This Plan Recommendations Report is the second volume of The Mall Road District Study.The first volume is the previously completed Existing Conditions Report. The PlanningCommission prepared The Mall Road District Study at the request of the Florence CityCouncil.

This report is a land use and zoning study for the Mall Road District which has a 20 yearplan horizon. The Study Area boundary is outlined on the map on the following page andis explained in Chapter 1 of the Existing Conditions Report. No changes to the overallStudy Area boundary were made between the Existing Conditions and PlanRecommendations reports. The recommendations in this document are based on theinformation and conclusions in the Existing Conditions Report, prior documents discussedin the Existing Conditions Report, outside input, and the recommendations of the twoconsultants who were retained to advise the Planning Commission. These consultantsinclude DiSalvo Development Advisors, LLC, who provided market feasibility,demographic, and future land use recommendations, and TEC Engineering, Inc., whoprovided recommendations on transportation and connectivity matters.

This Study outlines a new “Mall Road” (MR) Overlay District that is recommended to beincorporated into the Boone County Zoning Regulations as Article 26. Many of the Study’srecommendations would be accomplished through development and redevelopmentcreated under the standards proposed for the MR overlay zone. To maintain flexibility andto seek higher quality development, this new overlay district will be used in conjunctionwith the Planned Development District (PD) that is outlined in Article 15 of the BooneCounty Zoning Regulations. Many of the results sought by Section 1514 “PlannedDevelopment Criteria” in Article 15 overlap with the recommendations in this Study.

The Mall Road (MR) Overlay District is recommended to be added to the entire Study Areaexcept for the Paddock Club Apartment complex in Area 7, a residence at the end ofRosetta Drive, and the currently unincorporated area in the western part of Area 7.Consideration can be given to adding the Mall Road (MR) Overlay District to thisunincorporated area’s zoning if and when it is annexed into the City of Florence. Thisreport uses the same eight “sub-areas” as the Existing Conditions Report (Sub-DistrictAreas Map is on page 1.4).

The recommendations in this Study are designed to meet the following objectives:

A. Facilitate a mixed-use district which includes a realistic variety of 24 hour functionsincluding retail, service, office, residential, and entertainment uses, while

MALL

RD

MALL RD

EWING BLVDMAPLE AVE

DONALD DR

AQUILLA AVE

YEALEY DR

CHELSEA SQ

SURFWOOD DR

ROSETTA DR

VIVIAN DR

HILLSIDE DR

WINTERGREEN CT

UTTERBACK CREEK RD

SUMMER PL

OCKERMAN DR

HEIGHTS BLVD

MALL CIRCLE RD

UTZ DR

MIRIAM DR

TANNE

RS LN

DREAM ST

MIRIAM DR

PLANTATION DR

CAT

STEILEN DR

COMM

ERCE

DR

ACTION BLVD

SERVICE RD

MALL CIRCLE R D

MALL CIRCLE RD

PLAZA BLVD

PREAKNESS DR

CARD

INAL

D

R

COMMERCE PL

CARDINAL DR

CARDINAL PL

BURLINGTON

CHANCEL L OR CT

WINDRIDGE LN

LAC

JAMESON LN

HOLIDAY DR

DIANE DR

BUCKINGHAM CT

CIR

EDR

KENNEDY CT

VIVIAN DR

VIVIAN DR

CITY PARK DR

HOPEFULRD

DILC

WESTMINSTER CT

AMARILLO PL

AMARILLO DR

L M ETTO CT

PLAZA BLVD

CONNECTOR DR

STEINBERG DR

MALL ACCESS

BUCK

INGHA

M DR

TANNERS GATE

VETERAN S ME M O RIAL

DR

AIRVIEW AVE

ACHATES AVE

KING

CAYTON RD

HOPE TRL

ZANNE WAY

YEAL

EY D

R

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Arterial

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Residential

Access Ramp

Mall Road District Study Area

Pavement

Buildings

Ownership Parcels

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maintaining Mall Road as a local and regional shopping destination. Encourageredevelopment for sites with obsolete projects.

B. Capitalize on the assets afforded by each of the eight sub-areas, and tailor the landuse recommendations to the sub-areas when applicable.

C. Include urbanistic qualities in all recommendation topics per the prior documentsand conclusions outlined in the Existing Conditions Report, yet acknowledge thatthe overall Study Area must still effectively function as a suburban shopping areawhich relies on automobile travel.

D. Create architectural standards which will establish high quality design and“timeless” aesthetic attributes to the built environment, and which will be adaptableto changing occupants and tenant needs over time.

E. Rework the Mall Road Commercial Sign District to correlate to the recommendedarchitectural standards, address contemporary signage issues, and provideappropriate scale and legibility.

F. Create site design standards which correlate to the recommended architecturalstandards and the overall Study recommendations.

G. Establish parking standards which effectively serve the District’s needs and do notresult in large amounts of routinely unused surface parking.

H. Enhance connectivity between sites and travel routes for all modes oftransportation. Make non-motorized modes of transportation convenient for shorttrips.

I. Recommend specific types of business incentives which would facilitateimplementation of the Study’s recommendations.

J. Provide an expedited review process for routine projects such as Tenant Finishapplications, and development/redevelopment proposals which fulfill the objectives,recommendations, and standards recommended in this Study.

References are made to both the Boone County Zoning Regulations and 2005 BooneCounty Comprehensive Plan in this document. The version of the zoning regulations ineffect at the time this document was prepared is the 2006-08 Boone County ZoningRegulations that was adopted by the City of Florence on October 28, 2008.

MALL

RD

MALL RD

EWING BLVDMAPLE AVE

DONALD DR

AQUILLA AVE

YEALEY DR

CHELSEA SQ

SURFWOOD DR

ROSETTA DR

VIVIAN DR

HILLSIDE DR

WINTERGREEN CT

UTTERBACK CREEK RD

SUMMER PL

OCKERMAN DR

HEIGHTS BLVD

MALL CIRCLE RD

UTZ DR

MIRIAM DR

TANNE RS LN

DREAM ST

MIRIAM DR

PLANTATION DR

CAT

STEILEN DR

COMM

ERCE

DR

ACTION BLVD

SERVICE RD

MALL CIRCLE R D

MALL CIRCLE RD

PLAZA BLVD

PREAKNESS DR

CARD

INAL

D

R

COMMERCE PL

CARDINAL DR

CARDINAL PL

BURLINGTON

CHANCEL L OR CT

WINDRIDGE LN

LACRE

JAMESON LN

HOLIDAY DR

DIANE DR

BUCKINGHAM CT

OP C

IR

EDR

KENNEDY CT

VIVIAN DR

VIVIAN DR

CITY PARK DR

HOPEFULRD

WESTMINSTER CT

AMARILLO PL

AMARILLO DR

L M ETTO CT

PLAZA BLVD

CONNECTOR DR

MALL ACCESS

BUCK

INGHA

M DR

TANNERS GATE

VETERAN S ME M O RIAL

DR

AIRVIEW AVE

ACHATES AVE

KING

CAYTON RD

HOPE TRL

ZANNE WAY

YEAL

EY D

R

STEINBERG DR

DILCRES

HUNT

ERAL

LEN

DR

AREA #2

AREA #3

AREA #8

AREA #6

AREA #7

AREA #4

AREA #1

AREA #5

Mall Road District StudySub-District Areas

www.boonecountygis.com

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Feet

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Æ·3151

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LegendInterstate

Arterial

Collector

Residential

Access Ramp

Mall Road District Study

Mall Road District Study Area

Pavement

Buildings

Ownership Parcels

Area Area in Sq. Ft. Acres Paved Area Sq. Ft. % of Area Paved Building Area Sq. Ft. % of Building Area1 1677595.64 38.51 712642.58 42.48 203296.96 12.122 5972539.71 137.11 2558158.26 42.83 663257.37 11.113 4088828.04 93.87 333391.96 8.15 176170.69 4.314 973645.45 22.35 254291.57 26.12 105631.18 10.855 649258.05 14.90 222801.94 34.32 93198.58 14.356 3051122.66 70.04 1326294.68 43.47 517499.29 16.967 1244884.20 28.58 146584.45 11.77 158308.60 12.728 3662027.20 84.07 1516179.87 41.40 586886.33 16.03

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